Download User Guide - HomeInfo UK Limited

23/07/2009
User Guide
For the Property Professional
The UK's most comprehensive
planning report
Plansearch
User Guide
Table of Contents
Introduction – About this Guide
3
Why should I get a Plansearch?
3
When should I get a Plansearch?
4
How do I get a Plansearch?
4
The Planning Process
5
What does my Plansearch tell me?
6
How do I proceed now?
12
Appendix
Appendix 1: Scope of Planning Applications
13
Appendix 2: Location Accuracy Used in Plansearch
14
Appendix 3: Data sets Used in Plansearch
15
Appendix 4: The Search Code
16
Appendix
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Plansearch User Guide
1.
2.
Introduction - About this Guide
1.1
This guide has been prepared by Landmark Information Group Limited to inform and
provide guidance to practitioners on how to use Plansearch effectively and explain the
benefits of it to their clients.
1.2
This guide will be regularly updated to reflect any changes to the product and to the legal or
practical framework, where relevant. A copy of this guide is available free of charge from
www.landmarkinfo.co.uk.
Why should I get a Plansearch?
2.1
Selecting and buying the right home can be a lengthy and costly process, so once your
client has picked their new home it is important they are aware of any potential changes
within the surrounding area before proceeding with the purchase. For example there could
be plans to construct a telecommunications mast, a new nightclub could be opening, or
there could be plans to build a block of flats or a factory nearby. The impact of such
proposals could be substantial. They might ruin the view from the property, reducing
its value, or reducing the prospective purchaser’s potential enjoyment of the property.
2.2
For the homebuyer, Plansearch will reduce the potential for unwelcome surprises by
providing detailed information about Land Use Policies in the neighbourhood.
2.3
For the practitioner, Plansearch provides current and historical planning information in a
user-friendly, illustrated report, which enables the practitioner to provide as much
information as possible to the client prior to the transaction.
2.4
The standard local authority search (Con 29) focuses on the property for which the search
has been commissioned, and provides no information beyond the boundaries of the
property (other than for road and rail for which a 200 metres search is made). Equally,
replies to Con 29 enquiries will not usually include the informative maps that are a feature
of Plansearch.
2.5
Plansearch is designed to overcome the limitations of Con 29 by providing the following
information for the property and surrounding area:
Aerial Photo
Planning Applications
Land Use Designations
Useful Information
Contacts
Details of each of these sections are given in section 6 of this guide.
2.6
The planning history of land near to a person’s intended home may be important to
the client. Whether it is an indication of future land use, an application for proposed
development, or a valid planning permission for development, it is clearly best practice to
provide as much relevant information as possible.
2.7
Obtaining a Plansearch will give the practitioner high-quality current information which
can be used to inform and advise their client on the intended purchase. It is often unwise
for practitioners to rely solely on their own knowledge of the area.
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Plansearch User Guide
3.
4.
When should I get a Plansearch?
3.1
Plansearch is intended for domestic property transactions and can be obtained in
connection with any domestic property transaction including purchase or re-mortgage. The
report should be fully analysed before either the exchange of contracts or formalisation of
any binding obligation. It should not be used or relied upon for any commercial property
transaction.
3.2
Plansearch can also be obtained on behalf of the seller and/or the current owner of
domestic property wishing to discover planning activities in the area. For example prior
to applying for permission to build a two storey rear extension, it will be useful to know
where other similar proposals have been made, and how the local planning authority
decided them.
3.3
A separate search should be made for each domestic property with its own postal address.
How do I get a Plansearch?
4.1
Plansearch can be ordered by using one of our order forms or alternatively via our
website at www.landmarklegalreports.co.uk.
To obtain an order form or register for an account to order online please contact:
Landmark Information Group Limited
Legal & Financial
The Smith Centre
Fairmile
Henley-on-Thames
RG9 6AB
Telephone:
Fax:
DX:
E-mail:
Internet:
4.2
4.3
0844 844 9966
0844 844 9980
154400 Henley-on-Thames 2
[email protected]
www.landmarkinfo.co.uk
A separate search should be made for each individual property having a different postal
address.
Order forms should be completed by including:
The full postal address and postcode of the property.
The name and Document Exchange (DX) number (if applicable) of the practitioner.
The practitioner’s file reference and telephone number.
A plan of the property (see paragraph 4.4 below).
4.4
If you are using an order form it is requested that a plan showing the location of the
property is enclosed with your order. If a plan is not supplied there may be difficulties in
identifying the location of the property and this may introduce a delay.
4.5
In normal circumstances a Plansearch will be despatched to the practitioner within 24 to
48 hours of the receipt of the order.
4.6
Plansearch is also available electronically, normally within 24 hours.
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Plansearch User Guide
5.
The Planning Process
The need for Plansearch arises from the fact that the planning process can seem very complex.
The report includes planning information of two types: one derived from local authority development
plans and development frameworks, and the other from individual planning applications and
decisions.
5.1
Development Plans and Local Development Frameworks
The Local Development Framework is currently replacing Local Plans for local
authorities in England. A Local Development Framework (LDF) is a folder of Local
Development Documents that outline how planning will be managed in an area. An LDF
includes a Core Strategy, Site-Specific Allocations of land, a Proposals Map and can also
contain additional optional development documents such as Area Action Plans.
Adopted Plans from the LDF will become the statutory plans for your area and will replace
any other Development Plans for all or part of the area, including any Local Plan. Deposit
Plans will be replaced by Submission Draft Documents which are likely to become the
Adopted Plans, although further revised drafts may be issued at some future point before
they are formally adopted.
Because individual documents in the LDF will not cover every aspect of the existing
Deposit and Adopted Local Plans the existing plans will remain until fully superseded. This
process could theoretically take up to 8 years and planning policy documentation may
become difficult to interpret in certain areas during this period.
The system in Scotland and Wales will remain broadly unchanged with one adopted
development plan and one submission draft plan covering a given area. Whilst the names
of these documents and the areas that they cover may change, there will be little difference
to the current system.
5.2
Plansearch provides details of both the adopted Development Plans and adopted plans
from the LDF giving policies and proposals specific to the address and surrounding area. It
also includes the latest draft deposit plans and submission documents which will show the
intended policies and proposals for the future.
5.3
Development Plans and Development Documents are the statutory documents prepared
by local planning authorities that set out the policies and proposals for future development
and use of land. They also incorporate the planning policies of central government.
There are different types of local authority, but they all have a role in preparing the
development documents for their area, whether they are, for example, District Council,
County Council, Unitary Authority or National Park Authority. Plans can be substantial and
very detailed, and subject to review and amendment. A plan goes through different
stages before it is finalised (‘adopted’) the main stage being an alteration or replacement
which has been proposed formally. The cycle from one ‘adopted’ plan to another varies
considerably in practice, but is meant to be around 5 years.
5.4
The Development Plan and Development Documents have important practical
consequences. They provide the framework for consulting the public and other bodies on
proposed land uses and development, and, once a plan has been formally adopted, it is
the required starting point for determining individual planning applications. Development
plans include general statements of policy, but they also include detailed policies which
often relate to specific sites. For example, they might indicate zones suitable for housing,
retail, industrial or commercial uses, or indicate conservation areas. In this way they show
the likely future uses of land and indicate where development and use restrictions will be
applied. They are therefore a crucial factor in determining the planning context of any piece
of land.
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Plansearch User Guide
5.5
Planning Applications
The second type of planning information included in the Plansearch report comprises
individual planning applications. Applications for planning permission are submitted to the
relevant local planning authority and their details are added to the planning register,
maintained by that authority for public inspection. Applications must also generally
be notified to local residents immediately adjoining the site, or advertised through a notice
on the proposed development site itself.
5.6
A planning officer for the authority will consider the application, taking into account a wide
range of factors. These will include the planning history of the property and relevant
adjoining sites, the site’s specific characteristics, comments from local residents, and
policies included or proposed in the development plan. In most cases a decision should be
reached within 8 weeks of registration of the application. The decision will either be made
by a committee of council members, or be delegated to the planning officer for
determination. Unless acted upon, a planning permission will lapse after either 3 or 5 years,
depending on whether it is an “outline” or “full” (sometimes called “detail”) application. Once
a decision is made it too will be added to the planning register.
5.7
Plansearch endeavours to include all applications of relevance, however we are unable
to include some categories of application in the report. A list of those categories not
reported is provided at Appendix 1.
6.
What does my Plansearch tell me?
6.1
General Information
The Plansearch report is based on the data sets listed in Appendix 3 to this Guide. The Practitioners
attention is drawn to the update cycles for this information.
6.2
6.1.1
It should be noted that, although planning applications are updated weekly, it can be up to
6 weeks (occasionally longer) after initial registration with the local authority before an
application appears in the Plansearch report.
6.1.2
The map and aerial photograph on the front cover, along with the address details
themselves, should immediately enable the practitioner to verify that the report has been
correctly located on the subject property. If the practitioner has any doubts in this respect
they should be raised immediately with Landmark or the supplying agent.
6.1.3
Local authorities sometimes have different interpretations of their boundaries and
associated land use policy areas. Although these are usually minor, there can be small
areas that are not claimed by either of the neighbouring authorities and therefore not
reported upon in Plansearch.
6.1.4
Landmark Information Group is constantly working with data providers to improve the data
sets and so the information available to Landmark may change from time to time.
6.1.5
Practitioners should not re-use old reports as planning applications and policies will be
added to and changed continuously thus superseding the last report. The report is valid at
the time it is delivered to the practitioner, and is supplied subject to Landmark’s Terms and
Conditions.
Aerial Photo
The Aerial photograph shows a 250 metres radius area around the property. Occasionally no image
will be shown as there are some areas of the country that have yet to be photographed, most
notably rural Scotland.
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Plansearch User Guide
6.3
Planning Applications
This section comprises a map, showing application locations, and tables showing the application
details. The map extends to 250 metres from the search centre for reports in an urban area and 500
metres from the search centre for reports in a rural area.
It should be noted that, because of the size of map symbols it is sometimes necessary to group
applications within 25 metres together under one symbol.
Minor applications and applications with low location accuracy are not mapped.
6.3.1
A summary is included at the start of the section. Any large applications identified within
100 metres and small and minor applications identified within 25 metres are listed. This is
followed by a table which gives a count of the number of applications identified in each
classification for each search buffer.
6.3.2
Records are split into large, small and minor applications. Large applications are those
which have an estimated value above £100,000. Minor applications cover things such as
single storey extensions, conservatories, porches, signs and car ports.
Large applications date from 1997, small applications from 1998 and minor applications
from 2006.
6.3.3
Large and small applications are divided into 9 classifications as follows:
•
Agricultural.
•
Catering.
•
Civil Engineering, including demolitions.
•
Commercial (Industrial, Office, Retail).
•
Education, Health, Military, Municipal.
•
Power, Water, Telecoms, Waste.
•
Residential.
•
Sport, Leisure, Entertainment.
•
Transport.
Minor applications are not classified but will appear in the summary table under the heading
of "Minor Development".
6.3.4
The reporting search buffers vary depending on whether the report is on a property in an
urban or rural location as per the table below.
Application type
Search Buffer
Urban
Rural
Minor
100 metres
300 metres
Small
250 metres
400 metres
Large
300 metres
500 metres
Low Location Accuracy
800 metres
1000 metres
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Plansearch User Guide
6.3.5
Following the summary section, the details of all the applications identified are listed in
tables, split by application type and classification.
The details revealed are:
• ID
The ID on the map showing the location of the record. This
will be blank if the application falls outside of the map area.
This column will not be included in the tables for minor
applications and those with low location accuracy, as these
records are not mapped.
• Address
The address collected for the application.
• Distance/Direction
The distance and direction from the search centre. This column
will not be included in the table of applications with low location
accuracy as their location is uncertain.
• Reference
The application reference number.
• Date
The application date as listed by the local authority.
• Type
The development type. Categories are: new build,
refurbishment or repair, alteration or conversion, demolition,
extension, fit out, works, listed building consent and power
supply lines. Where no category has been provided this is
noted as "not supplied".
• Location Accuracy
The accuracy with which the application is located
(See Appendix 2).
• Decision
The application decision. Reported decisions are; detailed
planning granted, outline planning granted, detailed planning
refused, outline planning refused, application withdrawn and
not applicable. Not applicable is used when the application is
first provided and no decision has been made.
Please note: Where an application is refused it is possible that it may later be
granted on appeal. Landmark's data provider will continue to monitor refused
applications only if it appears likely at the time of the original refusal that an appeal
will be lodged. If there is a delay between the refusal and an appeal it is unlikely that
any appeal result will be reflected.
6.3.6
Where no application reference or application date is shown the record is likely
to be information gathered from the trade press or tender requests. In most cases
these projects will be in the very early pre-planning stage or that the proposed works do not
require planning permission.
6.3.7
Road, rail, utility and large development applications often do not have definite addresses
but are identified with general descriptions. As a result, this report may show such
applications by reference to a single point rather than the whole length/area of the project.
In many cases the projects will be about changes to existing infrastructure (e.g. road
resurfacing and existing buildings), and therefore may be identified by using the map.
However, in cases of ‘new build’, identifying the length/area of the project is more difficult.
6.3.8
Because of the way that large development sites are recorded with a single point reference,
in some circumstances, applications for development will not be recorded in the Plansearch
report, even though the application site lies substantially within the search area. For this
reason, for road, rail utility and large development applications, the Land Use Designations
sections of the report should also be referred to, as this will give further clues as to the
location of new development. We suggest that you then contact the relevant local planning
authority for further information.
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6.4
6.3.9
Some developments do not require an express grant of planning permission, perhaps
because its impact on an area would be small, or because it would involve a land use
which is very similar to an existing use. This sort of development often takes place under
what are known as ‘permitted development rights’, and it is therefore often referred to as
‘Permitted Development’. Examples of permitted development rights include, changes to
the inside of buildings, or small exterior alterations that do not significantly alter the volume
or area of a building.
6.3.10
In some areas of the country permitted development rights are more restricted. This may
be because land is within an area designated as a National Park, Area of Outstanding
Natural Beauty or Conservation Area, or it may be because a local authority as formally
decided to revoke or modify permitted development rights under what is described as
‘article 4 direction’. Development rights are also restricted where a listed building is
involved.
Land Use designations
The information in this section is derived from development plans and documents obtained from the
local planning authorities. The section is split into several sub sections depending on what
planning policy documents are available for the area of the search. Please see section 5 of this
guide for a brief explanation of Development Plans and Local Development Frameworks.
6.4.1
Additional documents within search area
This sub-section lists planning policy documents which have been, or are in the process
of being, published by authorities relevant to the search area. Information from these
documents will not be included in Landmark’s data and therefore you may wish to
research these documents independently. This list of development plans is based on
boundary information available to Landmark at this time. As a result of boundary changes
some plans relating to neighbouring authorities may therefore be shown.
6.4.2
Land Use Policies and Allocations
This sub-section starts with a summary table listing policies identified within 200 metres
of the search centre. If land use designations relating to Ancient Monument Sites,
Conservation Areas, Area of Outstanding Natural Beauty, Green Belt, Area of
Archaeological Importance, National Parks, Article 4 Directions, Norfolk & Suffolk Broads or
Site of Special Scientific Interest/Nature Conservation are identified within 200 metres of
the search centre they will be listed separately.
For ease of use, policies have been standardised into 10 categories. The summary shows
a count of all the mapped policies of the latest adopted local plan and any subsequent
deposit draft.
Where the term ‘on site’ is used this is defined as within 25 metres of the centre of the
search.
6.4.3
Land use policy classifications differ between local planning authorities and there are also
significant differences in the way policies are expressed. For the purposes of the report, a
standardisation process has been undertaken in order to produce a nation-wide
classification system which has 10 categories in total. Each category will have associated
policies, which determine the circumstances in which development may be permitted.
Information about these can be obtained from the relevant planning authority. The following
is an overview of the classifications used in the report.
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Plansearch User Guide
The 10 Categories are:
• Housing
Residential and other housing developments, including
re-development and conversion.
•
Transport
Transportation including planned corridors for new roads,
minor and major road and rail alterations and a diverse range
of cycle, pedestrian and parking policies.
•
Open Land
Includes green belts, nature conservation areas, Sites of
Special Scientific Interest (SSSI), etc. Policies normally relate
to the preservation of such areas and restrictions on residential
or any other development.
•
Heritage
Environment
Areas of many towns are designated as conservation areas
under statutory powers. Additional statutory hurdles will be in
place, and policy constraints are also often imposed
concerning the types of construction that will be allowed.
•
Town Centre and
Retailing
Includes retailing areas, town centres and retail servicing
areas.
•
Industrial and
Commercial
Includes commercial development sites, offices, warehousing,
hotels and business and industrial use in general.
•
Community and
Social facility
Includes health, education, sport, leisure and social areas and
allotments.
•
Waste, Pollution,
Includes waste processing and disposal sites, land use for
Minerals, Water and utility purposes (such as sewerage) and potential development
Energy
hazard areas.
•
Settlement Limit
Limit of urban and village areas (ie the boundary with “rural”
areas).
• Other (Including
mixed use)
Areas and sites not covered by the previous classifications.
It should be noted that these classifications may change over time.
6.4.4
Maps showing extracts from the adopted and deposit plans appropriate for the search area
follow the summary with any land use policies highlighted.
6.4.5
A brief description of the policies and land use designations identified are shown in a table.
The direction and distance, classification, list of the policies and the description of the
chapter in which they are found is included. If further information on specific policies is
required you should contact the relevant local authority. Details may also be available from
the local authority website.
6.4.6
Where policy numbers have been identified, these relate only to the distinct geographical
areas shown on the map. You should be aware that all local planning authorities have
general policies which apply either throughout the authority’s area and/or to particular land
uses. These general policies are not included in the Plansearch report.
6.4.7
For a comprehensive understanding of the policies and proposals affecting your area it is
wise to contact the local planning authority or refer to their entire local plan.
6.4.8
In areas that have a two tier development plan system comprising the district local plan and
the county structure plan, only the local plan is included in the report.
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6.4.9
Local Development Framework
This sub-section gives information on relevant documents from the Local Development
Framework. It starts with a summary table listing policies identified within 200 metres of the
search centre. A list of Development Plan Documents included in the section is also
included.
For ease of use, policies have been standardised into 11 categories. The summary shows a
count of all the mapped policies of the latest adopted plan and any subsequent deposit
draft.
Where the term ‘on site’ is used this is defined as within 25 metres of the centre of the
search.
6.4.10
As with Local Plans, land use classifications used in Development Plan Documents
differ between local planning authorities and there are also significant differences in
the way policies are expressed. For the purposes of the report, a standardisation
process has been undertaken in order to produce a nation-wide classification
system of 11 categories in total. Each category will have associated policies,
which determine the circumstances in which development may be permitted.
Information about these can be obtained from the relevant planning authority.
The 11 categories are:
•
Housing
•
Transport infrastructure
•
Open Environment
•
Heritage Environment
•
Retail and Town Centres
•
Economy
•
Community and Social Facilities
•
Resources and Waste
•
Boundaries
•
Rural Settlement
•
Other Area/Sites
6.4.11
Maps showing extracts from the adopted and deposit plans appropriate for the search area
follow the summary with any land use policies highlighted.
6.4.12
Base mapping of an appropriate scale to suit the original document will be used. Although
designations will be shown to the edge of the map window only those within the 200 metres
buffer will be reported.
6.4.13
A brief description of the policies and land use designations identified are shown in a table.
The direction and distance, classification, list of the policies and the description of the
document in which they are found is included. If further information on specific policies
is required you should contact the relevant local authority. Details may also be available
from the local authority website.
6.4.14
For a comprehensive understanding of the policies and proposals affecting your area it is
wise to contact the local planning authority or refer to the entire Development Plan
Document.
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6.5
Useful Information
The Useful Information is a summary of the main points contained in this User Guide and is
intended to help those analysing the report to understand its contents.
6.6
Contacts
The contacts section gives details of contacts where more information can be obtained.
7.
How do I proceed now?
Plansearch constitutes what is known as a ‘desk study’, which is an information-gathering exercise.
The practitioner should now discuss the implications of the information with their client.
7.1
Clear search or no perceived problems
The search may reveal no entries of any concern whatsoever, and the practitioner may
advise the client to proceed, safe in the knowledge that quality information has been
obtained. Keeping the search with the file or deeds will assist if future reference needs to
be made to the information disclosed at the time of the report.
7.2
Searches showing planning information of concern
In some cases the search will reveal entries that may be of some concern to the purchaser
or homeowner. We try to highlight significant entries in the summary page, but the report
should be read fully to determine exactly what may be of concern to the buyer. The
practitioner should discuss these issues with the client to decide whether further
investigation or enquiry is required or desirable.
7.3
If further information is to be sought the practitioner should use the Contacts section to
determine who the contact is, and contact the relevant organisation quoting the planning
application reference or plan name, policy and chapter.
7.4
The decision to proceed, to undertake further investigations or to withdraw must be the
client's, informed by the practitioner’s advice. This will frequently depend on factors
unrelated to the planning information revealed by the Plansearch report. Factors such
as the cost of further investigations, the difficulty and delay involved in undertaking them,
the accuracy and helpfulness of the further information revealed, the general timescale of
the transaction and the client’s attitude to risk will all influence the decision.
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Appendix 1 : Scope of Planning Applications
The data suppliers have indicated that the following categories of application may be excluded from their
data and consequently may not be included in Plansearch. Please also note that the list provided may not be
exhaustive.
Application Type
Remarks
Boreholes Exploratory
Circular 18/84
Development by the Crown, a government department or the Duchy of Cornwall.
County Matters
In those areas where there are two tiers of local authorities, most planning applications are dealt with by the district
authority but some are considered and decided at county level.
Listed Building (if full planning on list)
A planning application and application of listed building consent should be lodged together, if needed. The report
will just cover the planning application in this case. Some works (eg internal alterations) will only require listed
building consent.
Overhead Lines
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Appendix 2 :
Plansearch Description
Location Accuracy Used in Plansearch
Explanation
GOOD
These planning applications have been supplied with sufficient address detail
to locate them to the actual site. It should be noted however that where the
address relates to a larger site, the application can only be located to a single
point within the site. For example, a school may cover a relatively large area
with a number of buildings. In this case it is represented as a single point
within the boundary of the school. In certain instances, direct verification
from the relevant local authority is sought as to the correct location, and
these applications are also classed under this description.
FAIR
Applications often relate to new sites which have not been given a postal
address by the Royal Mail. Consequently, the local planning authority or
applicant relates the site to an adjacent address. For example, “Land adjacent
to No.2 High Street, Townsville”. In these instances, the application has been
located to this adjacent address.
APPROX
In a small number of cases the address supplied with the application is
insufficient to locate it accurately. Where the location of the road referenced
within the application can be identified and it is less then 300 metres in length,
the application is located to this road.
WIDER AREA
Occasionally the address supplied with the application is insufficient to locate
it with any accuracy at all. However it is usually possible to identify the general
vicinity of the site usually within a distance of 1000 metres.
MULTIPLE SITES
Located at one of the multiple sites supplied. In certain instances, an application
is supplied with more than one address. In these instances, the application can
only be located to one of the addresses supplied. Generally, such records may
not involve an actual planning application.
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Appendix 3: Data Sets Used in Plansearch
Title
Remarks
Source
Data Type
Data Range
Update Cycle
Development
Plans
This data set is a listing of all the development plans
published by Local Authorities and County Councils
Devplan
Text
Various
Monthly
Section
Land Use
Designations
in England, Scotland and Wales. It includes not just
Local Plans, Unitary Plans and National Park Plans,
but also details of Structure Plans, Mineral Plans,
Waste Plans, Mineral & Waste Plans and Regional
Park Plans.
Local Plan
Features
Land Use Policies are collected from Local
Local Authorities
Authorities throughout Great Britain. Local planning
authorities are required to prepare planning
strategies for their area in accordance with Sections
Point, line,
Variable
Variable
area & text
Land Use
Designations
36 and 54 of the Town and Country Planning
Act 1990 (as amended) in England and Wales,
and Section 2 of the Town and Country Planning
(Scotland) Act 1997. Plans are produced by
district councils, unitary councils and National Park
authorities in which detailed policies are set out to
guide development in the Local Authority area. The
plans may include detailed proposals for individual
sites as well as identifying areas suitable for housing,
industry, retail, conservation or other land uses. The
plan forms the statutory basis for planning decisions
and provides a means of public consultation and
control over development. Depending upon the stage
of consultation with the public, Plans are unadopted
(eg, ‘deposit’ plans) or adopted.
Local
Development
Plans
Land Use Policies are collected from Local
Authorities throughout Great Britain. Local planning
authorities are required to prepare planning
strategies for their area in accordance with Sections
36 and 54 of the Town and Country Planning Act
1990 (as amended) in England and Wales and
The Planning and Compulsory Purchase Act 2004.
The Local Development Framework (LDF) is a
non-statutory term used to describe a folder of
documents, which includes all the local planning
authority’s local development documents. An LDF
is comprised of Development Plan Documents
(which form part of the statutory development
plan) and Supplementary Planning Documents
Plans are produced by district councils, unitary
councils and National Park authorities in which
detailed policies are set out to guide development
in the Local Authority area. The plans may include
detailed proposals for individual sites as well as
identifying areas suitable for housing, industry, retail,
conservation or other land uses.
Planning
Applications
Applications for planning permission submitted
to local authorities. Developments not requiring
planning permission are excluded. This data is
collated, classified and geo-coded by Landmark.
Local Authorities
Point, line,
area & text
Variable
Variable
Land Use
Designations
Barbour ABI
Point & Text
Since 1997
(large),1998
Weekly
Planning
Applications
(small) and
2006 (minor)
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Plansearch User Guide
Appendix 4: The Search Code
Search Code
Important Consumer Protection Information
This search has been produced by Landmark Information Group of The Smith Centre,
Fairmile, Henley on Thames, RG9 6AB (Tel: 0844 844 9966, Fax: 0844 844 9980, Email:
[email protected]), which is registered with the Property Codes Compliance
Board as a subscriber to the Search Code.
The Search Code provides protection for homebuyers, sellers, conveyancers and mortgage
lenders, who rely on property search reports carried out on residential property within the
United Kingdom. It sets out minimum standards which organisations compiling and/or selling
search reports have to meet. This information is designed to introduce the Search Code to
you.
By giving you this information, Landmark Information Group is confirming that they keep to
the principles of the Search Code. This provides important protection for you.
The Code’s main commitments
The Search Code’s key commitments say that search organisations will:
x
x
x
x
x
Provide search reports which include the most up-to-date available information when
compiled and an accurate report of the risks associated with the property.
Deal promptly with queries raised on search reports.
Handle complaints speedily and fairly.
At all times maintain adequate and appropriate insurance cover to protect you.
Act with integrity and ensure that all search services comply with relevant laws,
regulations and industry standards
Keeping to the Search Code
How search organisations maintain compliance with the Search Code is monitored
independently by the Property Codes Compliance Board (PCCB). If you have a query or
complaint about your search, you should raise it directly with the firm, and if appropriate ask
for your complaint to be considered under their formal internal complaints procedure. If you
remain dissatisfied with the firm’s final resolution after your complaint has been formally
considered or if the firm has exceeded the response timescales, you may refer your complaint
to the Independent Property Codes Adjudication Scheme (IPCAS). IPCAS can award
compensation of up to £5,000 to you if it finds that you have suffered loss as a result of your
search provider failing to keep to the Code.
Please note that all queries or complaints regarding your search should be directed to
your search provider in the first instance, not to IPCAS.
IPCAS Contact Details
Telephone: 020 7520 3800
Email: [email protected]
You can also get more information about the PCCB and IPCAS from Property Codes
Compliance Board website at: www.propertycodes.org.uk
Please contact our Customer Service team on 0844 844 9966 if you would like a copy of
the full search code.
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Plansearch User Guide
Appendix 4: The Search Code
Complaints Procedure - Information for customers
Landmark Information Group is registered with the Property Codes Compliance Board as a
subscriber to the Search Code. A key commitment under the Code is that firms will handle
any complaints both speedily and fairly.
If you wish to make a complaint, we will:
•
•
•
Acknowledge your complaint within 2 working days of receipt
Normally deal with your complaint fully and provide a final response, in writing, within
14 working days of receipt. If there are valid reasons for consideration of the
complaint taking longer, we will keep you fully informed in writing or via telephone or
email as you prefer and you will receive a final response at the very latest within 40
working days.
Liaise, at your request, with anyone acting formally on your behalf.
If you are not satisfied with the final response, you may refer the complaint to the Independent
Property Codes Adjudication Scheme (IPCAS): Tel: 020 7520 3800, E-mail: [email protected]
We will co-operate fully with the independent adjudicator during an investigation and comply
with the adjudicator’s decision.
Complaints should be sent to:
Customer Relationship Manager
Landmark Information Group Limited
Legal & Financial
The Smith Centre
Fairmile
Henley-on-Thames
RG9 6AB
Telephone:
0844 844 9966
E-mail: [email protected]
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